SaddleBrooke real estate market, October 2026
What actually sold in SaddleBrooke One and Two over the last 12 months, section by section, with Blaine’s read on what it means and a link to every sale behind the numbers.
The SaddleBrooke market right now
Oct 28, 2025 – Oct 28, 2026 · MLS of Southern Arizona, sold residential · updated monthlyMLS of Southern Arizona, sold residential, Oct 28, 2025 – Oct 28, 2026 (last 30 days: Sep 28 – Oct 28, 2026). One and Two combined; the Preserve and the Two-side villas are inside Two’s numbers.
From Blaine
Prices held; sellers negotiated. Over the last 12 months 353 homes sold in SaddleBrooke One and Two at a median $485,000, and buyers paid 97.8% of the final list price. The catch: 44% of sellers cut their price at least once, and the typical home closed about 4% under its original asking price.
The last 30 days looked the same. 24 sales at a median $450,000, a median 33.5 days on market, and 10 of the 24 had a price cut before they sold. Well-priced homes still move in about a month.
One vs Two. Two’s median, $500,000, runs $50,000 above One’s $450,000, and $234 a square foot against $215. Count the fees with the price: Two’s dues are $306 a month to One’s $264, and at closing Two charges a $5,505 Capital Improvement Fee where One charges a $3,160 Home Resale Fee.
The villas held their value best. The Units 35/35A villas sold at a median $347,450 and 99.2% of list, the strongest sale-to-list ratio in SaddleBrooke. Unit 50’s newer Courtyard Villas closed at a median $510,000.
The Preserve is where the negotiating happened. 16 resales at a median $922,000, with half of them cutting price and a median of 93.8% of the original asking price. Robson’s new builds next door start in the $710,000s, and resale sellers are pricing against them.
What I’m watching in November. HOA Two’s budget town hall on November 12 sets 2027 dues; One’s 2027 dues are already approved at $3,340 a year. The two boards opened RUA talks in October. And Lago del Oro water bills are going up about 18% after the August rate decision.
— Blaine
What sold, and for how much
| Section | Sold | Median price · range | $/sq ft | Days on market | Sold-to-list | Sold-to-original | Price cuts | Every sale |
|---|---|---|---|---|---|---|---|---|
| SaddleBrooke One | 123 | $450,000$212,000 – $1,025,000 | $215 | 42 | 97.2% | 95.4% | 53 of 123 (43%) | Sold homes → |
| SaddleBrooke Two | 230 | $500,000$275,000 – $1,550,000 | $234 | 40 | 98.0% | 96.1% | 104 of 230 (45%) | Sold homes → |
| The Preserve (in Two) | 16 | $922,000$695,000 – $1,550,000 | $329 | 42.5 | 96.9% | 93.8% | 8 of 16 (50%) | Sold homes → |
| Villas, Units 35/35A (in Two) | 20 | $347,450$282,000 – $469,000 | $208 | 48.5 | 99.2% | 98.1% | 9 of 20 (45%) | Sold homes → |
| Unit 50 Courtyard Villas (in Two) | 7 | $510,000$445,000 – $550,000 | $288 | 48 | 97.1% | 94.9% | 3 of 7 (43%) | Sold homes → |
| SaddleBrooke One Villas | 4 | $397,500— | $245 | 78 | — | — | — | Sold homes → |
| One & Two combined | 353 | $485,000 | $226 | 40 | 97.8% | 95.9% | 157 of 353 (44%) | Sold homes → |
Medians, not averages, so one big sale doesn’t skew a section. Sold-to-list compares the sale price with the last asking price; sold-to-original with the first. Price cuts counts homes reduced at least once. The One Villas row comes from a separate search with fewer fields. “Sold homes” opens the full list of closed sales in a new tab.
- There’s room to negotiate. Nearly half of sellers cut their price, and the typical sale closed about 4% under the original ask.
- But not on the right house. Well-priced homes sold in about a month at 98% of list; the villas went even closer to asking.
- Price the fees in. Dues and the closing fee differ between One and Two; the HOA guide has them side by side.
- Check the comps yourself. Every “Sold homes” link above lists the actual closed sales for that section.
- Expect about 40 days on market for a well-priced home; the villas ran 48 to 78 days.
- Buyers are paying 97–98% of list, so the list price you start with matters more than the one you cut to.
- Price against what sold, not what’s listed. Blaine pulls the closed sales for your section and model before you set a number.
- Get a free valuation: request your SaddleBrooke home value, built from your section’s closed sales.
Past monthly letters
October 2026 is the first letter. Each month’s letter stays here with its numbers, so you can see how the market moved.
Tucson-wide numbers every month on Tucson market reports.